Many investors have full time W2 jobs, myself included.

Attend real estate seminars, workshops, and networking events to expand your knowledge and connections in the industry.Set Goals and Create a Plan: Define your short-term and long-term goals as a real estate investor and create a plan to achieve them.

This process is quite specific and must be adhered to with strict guidelines, including timelines and the nature of the property being purchased.Another method is the lazy 1031 exchange which is banking passive losses on your 8582 FORM from depreciation on other parts of your grouped portfolio such as several other real estate syndications.

The issue is, after asking them, my neighbor/tenants will not update their mailing address to include the "1/2", so I am regularly getting their mail and placing it in their mailbox.

We've been using a proprietary tool (an Excel) that we created about 15 years ago.

Other considerations things to look at include; are any utilities common (like paying for a boiler for all 4 units instead of individual furnaces), how does access/common areas work, do the tenants all have access to laundry, are there any common area utilities (light common area lights, electric or gas for laundry) that would stay in the owner name.  

Be sure your marketing and your application include whether you have a pets/no pets policy; assistance animal policy; ALL adults must complete application and will be named on the Rental Agreement; utility responsibilities; SD requirement; when and how various funds are due (app fee, SD, initial rent, etc).

Well, my initial thought is to create a game, similar to the Monopoly computer game.

My view is there is risk in unpermitted work including getting caught and having to come compliant and/or not being able to rebuild if something happens.  

There is a time to create chaos and there is also a time you better know your 💩No equity / no cashflow deals do have their place for certain investors.